@Lauren T.  

At 120k arv tenant quality should be reasonable with proper due diligence.  5% vacancy is obtainable.    

It is so critically important to pick the right tenant I will not allow another agent place a tenant to obtain a quick commission.    

But I love my wife, and she is on board with me investing, so my plan and my goals align with our thinking.In closing, while I don't recommend a cash value, you may want to consider an "income goal" per month that can be obtained via a job, real estate, or investments...and then back into that number to see what it would take to get there.

“the law requires a veteran obtaining a VA-guaranteed loan to certify that he or she intends to personally occupy the property as his or her home.”

I am not opposed to obtaining another property to meet the requirements of said 1031-no true "obstacle" as I have good credit and a stable job. 

@Raymond Rashid I would use potential income but also make sure you obtain financial records, copy of the tenant ledgers, copies of the latest bills, copy of tenants leases and others to ensure income and expenses numbers are accurate. 

Confirm that the IRA LLC provider will prepare all of the documents needed to not only form the LLC (articles of organization, SS-4 to obtain an EIN) but also the documents needed by the trust company to process the investment of IRA funds in the LLC.3.

It takes a long time to build those relationships and once the brokers actually obtain these deals, they only want to send them to people who they know will perform.

If I can obtain the property below the value of comps, would it be likely to refinance it at an amount that would give me the cash to pay back what I borrowed for the down payment?